I also recently found out about Latte and Lease's Out of State Investor Academy's "Cash Flow Coffee" meetup, which I believe can be accessed via her email list or her website: https://www.lattesandleases.com/shop/p/bay-area-meet-up-g9ny...

You say OP can buy 13 "such properties" but that's not true.

The further south you go from HWY 160, the longer it takes to get to shopping, jobs, etc.

It might be a good time to shop the coverage with several independent agents

You can start to shop for lenders at anytime.

The top notch call center like Lamassu charge $8-20K a month, but typically work with shops doing 10+ deals a month.

I mentioned weather and natural disasters as a stressor to invest in, and it's ringing true.

Not sure how I missed it originally - but it has rang true so far in our experience. 

You need to do an inspection to itemize his security deposit, and the less crap there the easier to see the true condition. 

Unfortunately, a lot of lenders tend to operate better with certain types of projects, which is also true in the inverse, that lenders that operate better with F&F or DSCR tend to struggle on the underwriting with other types.